Authored by the expert who managed and guided the team behind the Turkey Property Pack
Everything you need to know before buying real estate is included in our Turkey Property Pack
Turkey's property market in early 2026 presents a complex picture where nominal prices keep rising but real gains depend heavily on which neighborhood you choose.
Whether you're looking for rental yields in Istanbul's connected middle districts or lifestyle investments on the Aegean coast, getting the location right matters more than ever.
We constantly update this blog post to reflect the latest market conditions and data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Turkey.
What's the Current Real Estate Market Situation by Area in Turkey?
Which areas in Turkey have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas for residential property in Turkey are Çeşme (İzmir province), select Bodrum neighborhoods in Muğla, and prime Istanbul districts like Beşiktaş and Sarıyer, where prices can exceed 100,000 TL per square meter.
In these luxury markets, you can expect to pay anywhere from 80,000 TL to well over 150,000 TL per square meter, depending on sea views, building quality, and exact micro-location within the neighborhood.
Each of these expensive areas commands high prices for distinct reasons that go beyond simple location prestige:
- Çeşme (Alaçatı, Ilıca, Boyalık): Limited coastal land plus strong demand from both Turkish elites and international buyers seeking Mediterranean lifestyle.
- Bodrum (Yalıkavak, Türkbükü, Gündoğan): Marina proximity and villa stock scarcity attract yacht owners and second-home buyers from Gulf countries.
- Istanbul Beşiktaş (Bebek, Etiler, Arnavutköy): Bosphorus views are finite, and these neighborhoods offer walkability plus top schools in Turkey's economic capital.
- Istanbul Sarıyer (İstinye, Yeniköy, Tarabya): Waterfront scarcity and diplomatic community presence keep demand consistently high.
Which areas in Turkey have the most affordable property prices in 2026?
As of early 2026, the most affordable property prices in Turkey can be found in Istanbul's outer districts like Esenyurt, Pendik, and Sultanbeyli, as well as Ankara's peripheral areas such as Mamak, Sincan, and Pursaklar, where prices often stay below 25,000 TL per square meter.
In these budget-friendly areas of Turkey, you can typically find residential properties ranging from 15,000 TL to 30,000 TL per square meter, making homeownership accessible to middle-income buyers.
However, lower prices come with real trade-offs that vary by location: in Istanbul's Esenyurt and Beylikdüzü, you face longer commutes and older building stock that may not meet post-2018 earthquake codes; in Ankara's Mamak and Sincan, limited metro access and fewer amenities make daily life more car-dependent; and in Antalya's inland Kepez district, you lose the tourism-driven rental demand that coastal neighborhoods enjoy.
You can also read our latest analysis regarding housing prices in Turkey.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Turkey. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which Areas in Turkey Offer the Best Rental Yields?
Which neighborhoods in Turkey have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods in Turkey with the highest gross rental yields include Fatih and Zeytinburnu in Istanbul (around 7 to 8%), Çankaya's Oran district in Ankara (roughly 6 to 7%), and parts of Muratpaşa in Antalya (approximately 6 to 7%).
Across Turkey as a whole, typical gross rental yields for investment properties range from 4% in premium areas to around 8% in more affordable, high-demand districts.
These top-yielding neighborhoods deliver stronger returns than prestigious areas because purchase prices remain lower while rental demand stays solid:
- Fatih (Aksaray, Fındıkzade, Kocamustafapaşa): Low entry prices combined with steady tenant demand from workers and students near the historic center.
- Zeytinburnu (Kazlıçeşme, Sümer): Excellent metro connectivity keeps rents strong while property prices stay below Istanbul's glamorous districts.
- Bahçelievler (Şirinevler, Yenibosna): Working-class tenant depth and transport links support consistent occupancy at affordable price points.
- Ankara Çankaya (Oran, Ayrancı): Government employees and diplomats create reliable long-term tenant pools with lower acquisition costs than Istanbul.
Finally, please note that we cover the rental yields in Turkey here.
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Which Areas in Turkey Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Turkey perform best on Airbnb in 2026?
As of early 2026, the best-performing Airbnb neighborhoods in Turkey include Beyoğlu's Galata and Cihangir in Istanbul (occupancy around 50 to 55%, nightly rates near 2,500 TL), Fatih's Sultanahmet area (similar occupancy, rates around 2,200 TL), and Çeşme's Alaçatı in İzmir (seasonal peaks with rates exceeding 4,000 TL per night).
Top-performing short-term rental properties in these Turkish neighborhoods typically generate between 25,000 TL and 60,000 TL in monthly revenue during peak seasons, though winter months can see significant drops in leisure destinations.
Each of these neighborhoods outperforms others for short-term rentals due to specific advantages that tourists value:
- Beyoğlu (Galata, Cihangir, Asmalımescit): Walkable nightlife, cafes, and Bosphorus views make it the default choice for culture-seeking visitors.
- Fatih (Sultanahmet, Balat, Eminönü): Proximity to Hagia Sophia and the Blue Mosque guarantees consistent tourist foot traffic year-round.
- Kadıköy (Moda, Yeldeğirmeni): Ferry access and authentic neighborhood feel attract longer-staying guests who want a local experience.
- Çeşme (Alaçatı, Ilıca): Windsurf culture and boutique hotel vibe command premium summer rates from domestic and European tourists.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Turkey.
Which tourist areas in Turkey are becoming oversaturated with short-term rentals?
The tourist areas in Turkey showing the clearest signs of short-term rental oversaturation are Istanbul's Fatih district (especially Sultanahmet), central Beyoğlu around İstiklal Avenue, and Antalya's Konyaaltı beach strip.
In Sultanahmet alone, there are thousands of active short-term rental listings competing for the same pool of tourists, while Beyoğlu's density of Airbnb units has made it a focal point for regulatory enforcement under Turkey's 2024 rental rules.
The clearest indicator of oversaturation in these Turkish neighborhoods is not just listing counts but the growing gap between peak-season performance and off-season vacancy, combined with increasing neighbor complaints that trigger municipal inspections and licensing scrutiny.
We have made this infographic to give you a quick and clear snapshot of the property market in Turkey. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which Areas in Turkey Are Best for Long-Term Rentals?
Which neighborhoods in Turkey have the strongest demand for long-term tenants?
The neighborhoods in Turkey with the strongest long-term tenant demand include Istanbul's Şişli (Mecidiyeköy, Fulya), Ataşehir near the Financial Center, Ankara's Çankaya (Bahçelievler, Ayrancı, Oran), and Antalya's Muratpaşa (Fener, Şirinyalı).
In these high-demand Turkish neighborhoods, well-maintained apartments typically rent within two to four weeks, and vacancy rates stay below 5% throughout the year.
Different tenant profiles drive demand in each of these neighborhoods:
- Şişli (Mecidiyeköy, Fulya, Bomonti): Corporate employees working in nearby office towers seeking short commutes.
- Ataşehir (Finanskent area): Finance professionals relocating to Istanbul's new Financial Center hub.
- Ankara Çankaya (Bahçelievler, Ayrancı): Government workers, diplomats, and university staff with stable incomes.
- Antalya Muratpaşa (Fener, Şirinyalı): Year-round residents including healthcare workers and retirees seeking coastal living.
The key characteristic that makes these neighborhoods attractive to long-term tenants is reliable public transit access, whether that's Istanbul's metro network, Ankara's expanding rail system, or Antalya's tram lines, because Turkish tenants increasingly prioritize commute times over raw square footage.
Finally, please note that we provide a very granular rental analysis in our property pack about Turkey.
What are the average long-term monthly rents by neighborhood in Turkey in 2026?
As of early 2026, average monthly rents in Turkey vary dramatically: in Istanbul's Kadıköy district, a typical apartment rents for around 65,000 TL, while in Fatih you might pay closer to 24,000 TL, and in Ankara's Çankaya neighborhoods rents range from 20,000 TL to 40,000 TL depending on the specific mahalle.
For entry-level apartments in Turkey's most affordable rental neighborhoods like Istanbul's Esenyurt or Ankara's Mamak, you can expect to pay between 12,000 TL and 18,000 TL per month for a basic two-bedroom unit.
In mid-range neighborhoods across Turkey such as Istanbul's Bahçelievler, Ankara's Keçiören, or Antalya's Kepez, typical monthly rents for a decent apartment fall between 20,000 TL and 35,000 TL.
At the top end, premium neighborhoods in Turkey like Istanbul's Beşiktaş (Etiler, Bebek) or Ankara's Gaziosmanpaşa command monthly rents of 80,000 TL to 150,000 TL or more for quality apartments with modern finishes.
You may want to check our latest analysis about the rents in Turkey here.
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Which Are the Up-and-Coming Areas to Invest in Turkey?
Which neighborhoods in Turkey are gentrifying and attracting new investors in 2026?
As of early 2026, the neighborhoods in Turkey showing the clearest gentrification signals include Istanbul's Kağıthane (around new metro stations), Kadıköy's Fikirtepe (major redevelopment zone), Beyoğlu's Hasköy and Sütlüce waterfront, and several Çeşme neighborhoods in İzmir province like Musalla, Sakarya, and Boyalık.
These gentrifying neighborhoods in Turkey have experienced annual price appreciation of 15% to 25% in nominal terms over the past two years, though real returns depend heavily on inflation and the specific block within each mahalle.
Which areas in Turkey have major infrastructure projects planned that will boost prices?
The areas in Turkey with the most significant infrastructure projects likely to boost property prices include Istanbul's Asian side near the Financial Center, neighborhoods along new metro extensions in both Istanbul and Ankara, and districts connected to Ankara's planned Kızılay-Dikmen metro corridor.
Specifically, Metro İstanbul's M4 extensions on the Asian side will improve access to Ataşehir and Ümraniye, while Ankara Municipality's new metro line will serve stations at Kuğulu Park, Dikmen Vadisi, Öveçler, and Oran, and the Istanbul Financial Center continues to anchor demand in its surrounding neighborhoods.
Historically in Turkey, neighborhoods that gain direct metro access have seen property prices rise 10% to 20% above the city average within three years of station opening, though the effect is strongest for areas that were previously underserved by transit.
You'll find our latest property market analysis about Turkey here.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Turkey versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which Areas in Turkey Should I Avoid as a Property Investor?
Which neighborhoods in Turkey with lots of problems I should avoid and why?
The neighborhoods in Turkey that present the most significant problems for property investors are generally those with unverified building quality in earthquake-prone zones, areas dependent on short-term rental income without proper licensing, and mass-housing corridors with chronic oversupply.
Each problematic area type in Turkey has distinct issues that make investment risky:
- Old stock in Istanbul's Fatih and Beyoğlu: Pre-1999 buildings often lack earthquake retrofitting, creating both safety and resale risks.
- Esenyurt and outer Istanbul mass-housing zones: Permanent oversupply of similar units makes resale difficult and caps rent growth.
- Sultanahmet without STR license: Dependence on Airbnb income becomes precarious under 2024 enforcement rules.
- Coastal areas with undocumented construction: Title issues and permit problems can trap foreign buyers in legal disputes.
For any of these neighborhoods in Turkey to become viable investments, you would need either verified structural upgrades (for earthquake risk areas), significant supply absorption (for oversupplied zones), or clear regulatory compliance paths (for short-term rental dependent locations).
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Turkey.
Which areas in Turkey have stagnant or declining property prices as of 2026?
As of early 2026, many areas across Turkey are experiencing stagnant or declining property prices in real terms (after adjusting for inflation), even when nominal prices appear stable, with outer Istanbul districts and oversupplied new-build corridors most affected.
When adjusted for Turkey's inflation rate, several districts have effectively lost 5% to 15% of their value in real terms over the past two years, despite nominal price tags remaining flat or even rising slightly.
The underlying causes of price weakness vary by area:
- Esenyurt and Beylikdüzü (Istanbul): Constant new supply outpaces demand, keeping resale prices under pressure.
- Pendik and Sultanbeyli (Istanbul): Distance from employment centers limits rental demand growth.
- Sincan and Pursaklar (Ankara): Car-dependent locations struggle as fuel costs rise and transit remains limited.
- Inland Kepez (Antalya): Lack of tourism appeal means missing out on the coastal premium.
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Which Areas in Turkey Have the Best Long-Term Appreciation Potential?
Which areas in Turkey have historically appreciated the most recently?
The areas in Turkey that have shown the strongest price appreciation over the past five to ten years are Aegean coastal markets like Çeşme and Bodrum, plus select premium districts in Istanbul such as Beşiktaş's Bebek and Sarıyer's İstinye.
These top-performing areas have achieved substantial gains, though exact figures vary by neighborhood:
- Çeşme (Alaçatı, Boyalık, Musalla): Some neighborhoods have more than tripled in nominal value over five years.
- Bodrum (Yalıkavak, Türkbükü): Marina-adjacent areas saw 150% to 200% nominal gains in the same period.
- Istanbul Beşiktaş (Bebek, Etiler): Bosphorus-view properties appreciated 100% to 150% nominally.
- Istanbul Sarıyer (İstinye, Yeniköy): Waterfront scarcity drove similar triple-digit percentage gains.
The main driver behind these above-average gains in Turkey was the combination of genuine scarcity (coastline, Bosphorus views) and demand from buyers whose wealth grew faster than general inflation, including both wealthy Turkish families and foreign investors seeking lifestyle assets.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Turkey.
Which neighborhoods in Turkey are expected to see price growth in coming years?
The neighborhoods in Turkey expected to see the strongest price growth in coming years include those near Istanbul's Financial Center (Ataşehir, Ümraniye edge), areas gaining new metro access in both Istanbul and Ankara, and specific Çeşme neighborhoods already showing momentum like Musalla and Boyalık.
Projected growth rates vary based on how concrete the catalysts are:
- Ataşehir/Ümraniye Financial Center zone: Expected 10% to 15% annual nominal appreciation as the hub matures.
- Kağıthane (new station areas): Projected 12% to 18% gains as metro access transforms commute times.
- Ankara Oran and Dikmen corridor: Anticipated 8% to 12% growth as new metro line construction advances.
- Çeşme coastal neighborhoods: Likely 15% to 25% appreciation if lifestyle demand continues.
The single most important catalyst expected to drive future price growth in these Turkish neighborhoods is improved accessibility, whether through new metro stations reducing commute times or through institutional anchors like the Financial Center creating permanent employment hubs that support year-round tenant demand.
We made this infographic to show you how property prices in Turkey compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What Do Locals and Expats Really Think About Different Areas in Turkey?
Which areas in Turkey do local residents consider the most desirable to live?
Local residents in Turkey consistently rank Istanbul's Beşiktaş (Etiler, Bebek), Kadıköy (Moda, Caddebostan), and Sarıyer (İstinye, Yeniköy), plus Ankara's Çankaya (Kavaklıdere, Gaziosmanpaşa, Oran) as the most desirable places to live.
Each of these areas is valued by Turkish residents for specific qualities:
- Etiler and Bebek (Istanbul Beşiktaş): Top schools, walkable streets, and social prestige among upper-middle-class families.
- Moda and Caddebostan (Istanbul Kadıköy): Waterfront lifestyle, cafe culture, and strong community feel.
- Kavaklıdere and Gaziosmanpaşa (Ankara Çankaya): Diplomatic presence, embassy proximity, and established infrastructure.
- Oran (Ankara Çankaya): Green spaces, newer buildings, and family-friendly atmosphere.
These locally-preferred neighborhoods in Turkey are typically home to upper-middle-class professionals, senior government officials, business owners, and established families who prioritize school quality and social networks over raw investment returns.
Local preferences in Turkey largely align with foreign investor targets in premium areas, but diverge in middle-market districts: locals often prefer established neighborhoods with community roots, while foreign investors focus more on yield potential and capital appreciation metrics.
Which neighborhoods in Turkey have the best reputation among expat communities?
The neighborhoods in Turkey with the strongest reputation among expat communities are Istanbul's Cihangir (Kuloğlu), Galata (Bereketzade), Nişantaşı (Teşvikiye), and Moda (Caferağa), plus Ankara's Kavaklıdere and Gaziosmanpaşa, and Antalya's Lara-side Muratpaşa.
Expats prefer these neighborhoods for practical reasons that make daily life easier:
- Cihangir and Galata (Istanbul Beyoğlu): Walkability, English-friendly cafes, and creative community atmosphere.
- Nişantaşı (Istanbul Şişli): Upscale shopping, international restaurants, and proximity to consulates.
- Moda (Istanbul Kadıköy): Relaxed pace, ferry connections, and strong neighborhood identity.
- Kavaklıdere (Ankara): Embassy district with international schools and familiar services nearby.
The expat profiles vary somewhat by neighborhood: Cihangir attracts digital nomads and artists, Nişantaşı draws corporate executives and diplomats, Moda appeals to long-term residents seeking authenticity, and Ankara's diplomatic zone houses government-affiliated expats on official postings.
Which areas in Turkey do locals say are overhyped by foreign buyers?
Turkish locals commonly say that Bodrum's villa market, Sultanahmet in Istanbul, and some Antalya beach-front developments are overhyped by foreign buyers who pay premiums that local market fundamentals don't support.
Locals see these areas as overvalued for specific reasons:
- Bodrum villa zones: Seasonal-only demand means properties sit empty most of the year with high maintenance costs.
- Sultanahmet (Istanbul Fatih): Tourists love it but locals avoid living there due to crowds and lack of everyday amenities.
- Antalya beach-front towers: Marketing targets foreign buyers while locals know these buildings age poorly and resale is tough.
Foreign buyers typically see these areas as "authentic Turkey" experiences or straightforward investment plays, while locals understand that livability, year-round services, and building quality matter more for long-term value than postcard views or tourism proximity.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Turkey.
Which areas in Turkey are considered boring or undesirable by residents?
Turkish residents commonly consider car-dependent outer districts like Istanbul's Esenyurt, Silivri, and Arnavutköy (the outer district, not the Beşiktaş neighborhood), plus Ankara's sprawling Sincan and Etimesgut, as boring or undesirable places to live.
Residents find these areas unappealing for distinct reasons:
- Esenyurt (Istanbul): Repetitive high-rise blocks with minimal street life and long commutes to central employment.
- Silivri (Istanbul): Too far from the city for practical daily commuting, limited nightlife or cultural amenities.
- Sincan and Etimesgut (Ankara): Suburban sprawl requiring cars for everything, with few walkable destinations.
- Pursaklar (Ankara): Dormitory-style development lacking neighborhood character or social infrastructure.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Turkey, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Central Bank of Turkey (CBRT) RPPI | It's the official house price index from Turkey's central bank. | We used it to anchor national and major-city price trends in both nominal and real terms. We treated this as the baseline for verifying private-sector data. |
| Endeksa | It's Turkey's most widely used real estate analytics platform with neighborhood-level data. | We used it to get specific price-per-square-meter figures and amortization periods at the mahalle level. We also used its fastest-increasing neighborhood lists to identify gentrifying areas. |
| REIDIN | It's a respected property index provider with transparent methodology. | We used it to cross-check whether listing-based price movements align with CBRT's official index. We also used its real vs nominal comparisons for inflation-adjusted analysis. |
| TURKSTAT (TÜİK) | It's Turkey's official national statistics agency. | We used it for macro context including inflation data and housing sales numbers. We treated it as the source of truth when media quoted official statistics. |
| AirDNA | It's a global short-term rental data provider used by investors worldwide. | We used it to anchor Istanbul's Airbnb performance with occupancy and daily rate metrics. We mapped these city averages onto specific tourist neighborhoods. |
| AFAD Earthquake Portal | It's Turkey's disaster authority and primary earthquake risk reference. | We used it to screen out areas where building risk should override price considerations. We justified why building age and permits matter so much in Istanbul. |
| Metro İstanbul | It's the official operator publishing planned rail projects in Istanbul. | We used it to connect specific districts to transport upgrades that affect rentability. We focused on projects that actually change commute patterns. |
| Ankara Municipality | It's the official source for Ankara's metro expansion plans with named stations. | We used it to identify which Ankara neighborhoods will gain transit access. We linked station names to specific mahalle for investor targeting. |
| Invest in Türkiye | It's the official government investment portal for foreign buyers. | We used it to frame the foreigner buying process at a high level. We did not treat it as a substitute for legal advice. |
| Terra Real Estate | It's a professional source covering Turkey's 2024 short-term rental law changes. | We used it to explain how new regulations affect Airbnb investment viability. We factored licensing requirements into yield calculations. |
| OECD Housing Indicators | It provides standardized cross-country housing data for context. | We used it to triangulate Turkey's multi-year housing trends against international benchmarks. We only used it for big-picture context. |
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